Hindsight, 11 The Rushes, Maidenhead, SL6 1UW

UPRN:100080366383Detached House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band GEPC: E (49)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Hindsight, 11 The Rushes, Maidenhead, SL6 1UW

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£1,742,000

£1.66M - £1.83MHigh

Estimate

£1.74M

Range

£1.66M – £1.83M

Rent Estimate (pcm)

£6,100

£5k - £7k

Monthly

£6,100

Yield

4.18%

Verdict

Derived from HomePortfolio scores

Hindsight earns an INVESTIGATE rating with HP Score 66/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (18/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

18/ 100

Low

Transit & Bike

Transit 4Bike 44

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,750,000

At the asking price

Monthly rent£6,100/mo

Evidenced range £5,400-£6,750

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: -£1,683/mo
Cash on cash: -3.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£1,742,000

Rent Estimate (pcm)£6,100

Gross Yield4.18%

1y Growth-

3y Growth+4.0%

5y Growth+1.0%

10y Growth+1.9%

Last Sold Price£300,000 (1999-04-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SL6 1UW

Approval Rate

-12mo

Development

low

26/02649/FULL
Single storey side/rear extension, alterations to the existing single storey side/rear roof elements and changes to fenestration.
Pending
26/02587/FULL
Single storey rear extension, alterations to fenestration, installation of an extraction flue assembly and cycle storage to facilitate a change of use of the ground floor from commercial/bank (Class E) to a restaurant (Class E).
Pending
26/02576/CPD
Certificate of lawfulness to determine whether the proposed erection of two rear dormers and 4 No. front rooflights to facilitate a loft conversion and a garage conversion to habitable room is lawful.
Pending

View Planning Timeline

Ownership

Corporate Ownership54.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-04-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,653

Population Density2,368 /km²

Owner Occupied83%

Age Distribution

0-15 22%16-64 63%65+ 15%

View Area Profile

Schools Nearby

Forest Bridge School
0.1 mi
Good
Oldfield Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
RBWM Alternative Learning Provision
0.4 mi
Good
Braywick Court School
0.8 mi
Outstanding

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 The Rushes
-
£1.74M
-
Willows The Rushes
-
£1.93M
-
3 The Rushes
-
£1.49M
-
8 The Rushes
-
£1.10M
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN